Appartamento in Giardini-Naxos
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà per la quota di 1/1 di appartamento della sup. comm. di 58,21 mq. L'unità immobiliare è posta al piano 5 del corpo centrale, interno 26, ricadente nel complesso denominato “Les Roches Noires”L’immobile è composto da un vano con angolo cottura e un bagno, oltre la…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an auction property, which carries legal, financing, and occupancy risks despite the €28,128 asking price and Giardini-Naxos location 1 km from the sea. The listing also conflicts on size (42 m² versus 58.21 m²), layout, and bathroom details, with only one photo provided.
More on the house and the area
The property may be a practical low-cost apartment near the sea, but the available image offers no beauty, view, interior character, or evidence of the terrace. Although described as habitable, its actual condition and livability cannot be judged from this gallery.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Only one photo is provided, showing a cracked access road rather than the apartment or its surroundings.
- Auction purchase involves legal, occupancy, and documentation checks.
- The listing has inconsistent size and bathroom figures, so the details need verification.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100Mount Etna rises to the south-west and fills much of the horizon in this part of eastern Sicily. The Alcantara river runs just south of Calatabiano and its lower valley opens inland toward the Alcantara gorge country. The Ionian coast is a few kilometres away, with beaches and the river mouth on the coast between Giardini Naxos and Fiumefreddo. The Parco fluviale dell'Alcantara begins inland up the valley. The nearest ski lifts are on Etna, roughly 45-60 minutes away depending on the access road. The nearest town of size is Taormina a short distance north, with a substantial historic centre and tourist services, and Catania is the main city of the wider area with airport and major services. The area is known for citrus cultivation on the plain and for the meeting of Etna, the Alcantara valley and the Ionian coast in a small radius.